Allowing sixplexes (small apartment buildings with up to six units) in residential neighbourhoods is a big change for Toronto, and it’s natural for homeowners to worry. You might have heard fears that multiplex housing will hurt your property value or spoil your street’s character. This blog post will address those concerns with research and real-world examples. The good news? Studies from Toronto and other cities show that multiplex zoning does not lower nearby home values – and it may even bring benefits to your community. Below, we debunk common myths, share expert insights, and explain how well-designed sixplexes can blend into neighbourhood streetscapes.
Homeowner Fears About Sixplexes
Many Toronto homeowners share similar worries about the new sixplex permissions. Let’s summarize the most common concerns:
- “My property value will decline.” A top fear is that a sixplex next door will make your home worth less, hurting your investment and resale value. Homeowners worry that buyers won’t pay as much to live on a street with multiplexes.
- “Our neighbourhood’s character will be ruined.” Residents cherish the look and feel of their streets. There’s concern that multiplexes will be ugly or out-of-scale, destroying the charm of a block of detached homes. People fear a flood of cheap-looking apartments or the teardown of historic houses.
- “It will be harder to resell my home.” Some believe that if multiplexes are allowed, the pool of buyers for single-family homes will shrink (or only developers will be interested), making it difficult to sell or get a good price.
- “Parking, traffic and noise will get worse.” More units on the street could mean more cars searching for parking, more traffic congestion, noise, or strain on infrastructure and local services – all of which residents worry could make the neighbourhood less livable (and by extension, less desirable).
These fears are understandable – your home is likely your biggest asset, and nobody wants to see their peaceful street drastically change. However, as we’ll see, the evidence tells a different story. Toronto’s own studies and experiences in other cities show that these worst-case scenarios haven’t materialized.
What Research Says About Property Values
Let’s tackle the biggest worry first: property values. The idea that multiplexes will tank nearby home prices has been extensively studied, and the findings are reassuring.
Major Studies: Upzoning Has Little Impact on Prices
Toronto’s city planning division recently reviewed literature and commissioned an independent analysis on upzoning impacts – including effects on property values – as part of the sixplex study. The conclusion? Allowing more units has minimal to no negative impact on home prices. In fact, planners found that broader market forces (overall supply and demand, interest rates, etc.) determine property values far more than zoning changes.
NBLC Report: Sixplex Next Door ≠ Lower Home Price
Toronto hired N. Barry Lyon Consultants (NBLC) to examine what happens when a single-family lot is upzoned to allow fourplexes or sixplexes. NBLC looked specifically at whether nearby property values drop. They reported “no evidence of any material property value changes to neighbouring property values due to proximity to multiplexes.” In other words, having a sixplex on your street doesn’t make your home worth less. This makes sense – a well-kept multiplex is still a residential use, and homes remain desirable in neighborhoods that add gentle density.
Case Study—Minneapolis: Values Rose After Reform
On the contrary, some upzoning can even enhance property values modestly. When Minneapolis ended single-family-only zoning and allowed triplexes citywide, researchers found home sale prices actually increased by about 3–5% in the affected areas. Greater development potential gave each lot a bit more value, rather than scaring buyers away. As the study’s author noted, this is significant “given that many communities resist … over fears that new development will reduce their home values.” In reality, no such devaluation occurred – if anything, values rose slightly because of the new flexibility.
Crucially, any small initial uptick in land value from new zoning tends to be balanced out over time by an increased housing supply (which improves affordability citywide). Toronto’s planners point out that as more multiplexes gradually get built, the added housing options help meet demand and ease price pressures in the long run. In short, upzoning is not a one-way street to rising costs or falling values – it’s a careful balance, and Toronto’s policy is designed to be incremental.
Why a Slow, Targeted Rollout Keeps Markets Stable
It’s also worth noting that multiplex development isn’t a get-rich-quick scheme for speculators that will send home prices gyrating. NBLC concluded that “material impacts on property values due to low-rise multiplex permissions are unlikely” precisely because these projects take time, money, and the right conditions to make sense.
Converting a house to a sixplex typically only makes financial sense on larger lots or rundown homes near transit – situations that are limited in number. The consultants expect no massive wave of speculative buying; if anything, investors find it easier to simply rent out single homes or do smaller duplex additions. This means your neighbourhood won’t turn overnight into a developer free-for-all, and property values won’t seesaw from sudden land rushes or sell-offs. It’s a gradual, measured change.
Lessons from Other Cities
Toronto isn’t the first city to introduce gentle density in house neighborhoods – and we can learn from those experiences. Cities like Portland, Minneapolis, Vancouver, and Edmonton have all legalized multiplex housing forms in recent years. The common theme: neighbourhoods have not seen the doom-and-gloom outcomes opponents feared. Here are a few examples:
Minneapolis, Minnesota
After Minneapolis allowed duplexes and triplexes on former single-family lots (as part of the 2018 “Minneapolis 2040” plan), there was no collapse in home values – quite the opposite. As mentioned earlier, researchers saw a slight increase in prices due to added lot potential. Crucially, Minneapolis also did not see an exodus of homeowners or a rapid change in neighborhood character. Development has been slow and steady, largely fitting into the fabric of existing communities. This aligns with a wider body of research in the U.S. showing that even large multifamily developments typically “do not negatively impact the sales price of nearby single-family homes.” The consensus among housing economists is that new housing – when done in scale-appropriate ways – does not lower nearby property values.
Portland, Oregon
Portland’s 2020 Residential Infill Project went even further, allowing up to four units by right on most lots, and up to six units if some are affordable, effectively legalizing houseplexes across the city. Since then, Portland has begun to see dozens of “missing middle” homes take shape, from fourplexes to cottage clusters. The sky has not fallen on single-family home values. In fact, Portland’s reform is seen as a success in adding housing choices without eroding neighborhood desirability. Observers noted that fears about property devaluation were unfounded – as long as the new buildings are well-designed to fit the neighborhood, home values remain stable.
Vancouver, BC
Vancouver began allowing duplexes in all single-family zones in 2018, and moved to permit 4-unit multiplexes on standard lots (and up to 6 units on larger lots) in 2024. City staff in Vancouver expect little impact on property values for most low-density homes. As their public FAQ notes, “for most properties in low-density areas, multiplexes would not impact property values. Single detached houses and duplexes will continue to be the primary driver of land values.” In higher-value areas where a 6plex option might slightly increase a lot’s value, Vancouver plans to offset it with fees – but generally, no drop in value is anticipated. After five years of duplexes being allowed, Vancouver neighborhoods have not seen any decline in home prices; if anything, the option to add units has become another selling point for some properties.
Edmonton, Alberta
Edmonton recently implemented one of Canada’s boldest zoning changes – allowing up to eight units per lot citywide as of 2024. Early results show a 30% jump in housing approvals city-wide, indicating strong uptake of duplexes, fourplexes, and more. Yet there have been no reports of property value chaos or neighborhood meltdowns. Edmonton’s approach demonstrates that even a dramatic increase in permitted density can be handled smoothly, with the benefits (more housing supply) outweighing fears. Toronto’s sixplex move is actually more modest by comparison (max six units, and only in certain wards to start), so we have even less reason to worry.
The takeaway from other cities is clear: legalizing multiplexes does not destroy neighbourhoods or sink home values. In fact, it can breathe new life into areas by adding residents and housing options, all while property values follow broader market trends normally. As one urban planner put it, the notion that “you don’t mess with single-family zones” is being proven wrong by these success stories – change can happen without hurting homeowners’ investments. Often, the fear of the unknown is worse than reality.
Design and Character: Sixplexes That Blend In
Beyond property prices, a huge part of homeowner concern is neighbourhood character. Toronto’s historic neighbourhoods are beautiful, and people worry that multiplexes mean ugly cookie-cutter buildings or the end of leafy residential streets as we know them. The reassuring news is that sixplexes can be designed to blend seamlessly into residential streetscapes – and Toronto’s policies include rules to ensure that happens. In many cases, you might not even notice a sixplex is there unless you look closely.
Image: Expanding Housing Options in Neighbourhoods – Multiplex Study – Examples of Multiplexes in Toronto
Toronto’s Historic House-Plex Legacy
Toronto actually has numerous examples of “house-plexes” built in past eras that fit right in. For instance, a 1914-built three-storey building at 337 Palmerston Blvd. contains six homes yet appears, to a casual passerby, as just another stately Edwardian house on the block.
Heritage District Case Studies: Leaside & Cabbagetown
In the Leaside area, a lovely Tudor-style fourplex from 1936 was designated a heritage property – not just for its architecture, but because it contributed to the neighbourhood’s character by providing a “wide range of housing typologies” within the same scale and style as its single-family neighbors. Likewise, in Cabbagetown, a semi-detached from 1890 that contains three units is part of a Heritage Conservation District – proving that even 130 years ago, multi-unit homes could coexist with (and even enhance) the historic character of a neighbourhood.
These examples show that Toronto’s neighbourhood character has always included multiplexes in some form. Well-designed multiplex housing is not a new, foreign intrusion – it’s part of our city’s urban fabric.
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Modern Design Rules Keep Sixplexes House-Sized
Modern sixplex designs continue this tradition of fitting in. City planning staff have emphasized that new multiplex buildings should “respect and reinforce the general physical patterns in Neighbourhoods”, and that the multiplex form “fits” within the existing physical character.
In practice, this means a sixplex can look like a large version of a house (often just 2.5 or 3 storeys tall, similar to a big detached home or a semi). In fact, Toronto’s zoning update limits multiplex height to about 10 metres (roughly 3 storeys) in most low-rise zones– so you won’t suddenly get a towering apartment block on a street of bungalows.
The building envelope and setbacks must adhere to residential standards, ensuring things like front yards, spacing, and rooflines that align with the streetscape.
Architectural Details Can Further Help Multiplexes Blend in
Pitched roofs, front porches or entrances that face the street, landscaping – all the features we associate with “house”-type dwellings can be incorporated into a sixplex design. The City’s Urban Design guidelines for multiplex housing encourage using complementary materials and respecting heritage context in older neighbourhoods.
City staff involved in the Ward 23 sixplex pilot reported that these buildings are “often indistinguishable from the surrounding single-detached homes” once built. In other words, your neighbour’s new sixplex might just look like a nicely built double-house or townhouse – while quietly housing half a dozen families.
Good design ensures that neighbourhood character is preserved even as new housing is added. And remember, these additional families are also new neighbors invested in the community, not outsiders disrupting it.
More residents can actually enhance the character and vitality of an area: think more kids for local schools, more customers to support the corner café, and a better chance that the park down the street gets regular use and attention. The gentle density of sixplexes can help stabilize declining populations and support local businesses, as Toronto’s pilot study in Scarborough noted. Far from hurting community feel, a few extra households on the block can strengthen it.
Urban planner Gil Meslin famously quipped that “the best density is the kind you don’t notice.” Sixplexes, when done right, are exactly that kind of density – hiding in plain sight on residential streets.
Cities like Portland have demonstrated that with form-based codes and design standards, middle-density housing can be practically invisible as a threat to aesthetics or character. As one Portland developer said, people often only fear what they think a multiplex will look like; once they see actual examples in their neighborhood, much of the concern subsides.
Toronto is following a similar path of high design standards, which should reassure homeowners that their street’s appearance won’t be ruined. On the contrary, reinvestment through new housing can prevent dilapidated properties from dragging down the street.
As Councillor Gord Perks observed during the sixplex debates, “Cities grow or die… If communities want to thrive, they need to attract reinvestment, and that reinvestment comes from reforms like this.” In plain terms: allowing some sensitive infill like multiplexes encourages upkeep and renewal of the housing stock, which keeps the neighbourhood desirable in the long run.
Economists and Planners Weigh In
It’s not just City staff or developers saying positive things – independent experts back up the case that multiplexes won’t harm homeowners.
Supply & Demand—Not Unit Count—Sets Property Values
Housing economists often note that what drives home values is overall supply and demand, not whether your neighbour’s house has 1 unit or 6. For example, a review by the Connecticut Department of Housing found “the available research is fairly strong that multifamily housing … does not reduce property values if well-designed and appropriate to the neighborhood.” Similarly, a landmark MIT study concluded that even large mixed-income apartment complexes “do not negatively impact” nearby single-family home prices. In Toronto’s context, sixplexes are much smaller in scale than apartment complexes, reinforcing that there’s little reason to expect any negative effect on values.
Realtors See Buyers Embracing Sixplex Neighbours
Real estate professionals in Toronto are also coming around to this view. Whereas some homeowners worry “buyers won’t want to live near a multiplex,” agents point out that many buyers don’t mind – or even appreciate – a neighbourhood that offers diverse housing.
A street with a few multiplexes still has the same schools, parks and amenities that draw people in. In fact, having more families and eyes on the street can improve safety and vibrancy, which protects or even boosts property appeal. And if a prospective buyer is interested in possibly adding units to the home they purchase, the new zoning actually increases your property’s attractiveness to that segment. (For instance, a multi-generational family might pay a premium knowing they could legally convert the house into a duplex or triplex for relatives in the future.)
Multiplexes Build Intergenerational Neighbourhood Stability
Councillor Jamaal Myers, who spearheaded the Scarborough pilot, emphasizes the community benefits. “It offers families – particularly seniors – a way to downsize while staying in these neighbourhoods,” Myers says, “and it offers a lot of the kids who grew up in these neighbourhoods a way to move into and stay in these neighbourhoods and raise their own families.”
In other words, multiplexes create opportunities for continuity: empty-nesters can remain in the area in a smaller unit, and young adults who grew up on the street can find a starter home nearby instead of being priced out. This intergenerational stability can actually enhance property values, by keeping communities desirable for a broad range of ages and incomes rather than hollowing out. When neighborhoods maintain a healthy mix of residents and reinvestment, home values tend to remain strong.
Could Sixplex Zoning Boost Your Land Value?
Finally, it’s worth addressing the flip side of the coin: What if multiplex zoning actually raises my property value?
Some homeowners are concerned not about losing value, but about assessments going up (and with them, property taxes). It’s true that if your lot suddenly can host more units, its market value might increase modestly (as seen in Minneapolis). However, Toronto’s situation is unique – even before sixplex legalization, most properties already could host 2, 3, or 4 units under 2023’s fourplex reform.
The jump from 4 units to 6 units is small, and NBLC found it’s “unlikely to have a meaningful land value impact.” Moreover, the City classifies 1–6 unit properties the same for tax purposes, so a 6plex pays the same tax rate as a house (just on a potentially higher assessed value).
In practice, any assessment increases due to multiplex potential are expected to be gradual and case-by-case. There’s no indication of a drastic spike across the board. And remember: increased land value is equity for you as a homeowner.
If down the line you choose to sell, the option to convert to a sixplex could be a selling point that nets you a higher price, or you might even choose to develop rental units yourself for extra income. In short, the new zoning gives homeowners more flexibility and more financial options, without taking anything away.
FAQ: Busting Myths About Sixplexes and Property Values
Let’s address a few of the most common myths head-on:
Q: Will a sixplex next door lower my home’s value?
A: No – extensive research and Toronto’s own studies show that nearby multiplexes do not hurt single-family home prices. A consultant study for the City found no evidence of any drop in neighboring property values from multiplex development. Likewise, academic research in the U.S. concluded that even large multifamily buildings “do not negatively impact” the sale prices of adjacent houses. What really drives your home’s value are broader market factors (overall housing demand, interest rates, the economy), not whether your street allows multiple units. In some cases, giving land more potential uses can increase its value – for example, Minneapolis saw a modest 3–5% uptick in home values after upzoning – but there’s been no scenario where values crashed because of plexes. As long as the sixplex is well-built, your property should retain its value and then some.
Q: Does multiplex housing ruin the character of a neighbourhood?
A: Not when it’s done thoughtfully. A sixplex is typically a house-sized building, just divided into multiple units. Toronto is requiring high design standards: height limits (~3 storeys) and setbacks will make sixplexes similar in scale to large detached homes. They can feature pitched roofs, front porches, and other elements that blend in.
In fact, city staff noted these buildings are often “indistinguishable from the surrounding single-detached homes” once built. Toronto has many beautiful older triplexes and fourplexes that you wouldn’t know contain multiple families – the same will be true of new sixplexes.
Good design means maintaining the look of the street (often keeping the appearance of one grand house), so the neighbourhood’s character is preserved. Plus, a gentle addition of families can enhance community character by keeping local schools, shops, and parks lively. A street with a mix of housing types can still be the charming, tree-lined block you love – just a bit more inclusive.
Q: Will it be harder to resell my home if multiplexes are allowed?
A: If anything, you might have more buyers interested. There’s no evidence that homebuyers avoid areas with multiplexes – consider that some of Toronto’s most prestigious neighborhoods (The Annex, Cabbagetown, etc.) quietly contain lots of duplexes and triplexes yet remain highly sought-after.
Many buyers prioritize location and community amenities over whether the neighbor’s house has one unit or several. In fact, knowing a property or area is multiplex-permissible can attract buyers like investor-landlords, extended families, or those who might want rental income – expanding your potential market.
Upzoning can add a bit of land value to your home, as noted above, which could translate to a higher resale price for you. Importantly, a sixplex next door doesn’t detract from your home’s curb appeal or neighborhood appeal if it’s well-designed (and the City will ensure it is).
So far, areas that have added multiplexes have not seen any dip in sales interest; homes continue to resell based on the usual factors (condition, neighborhood desirability, market cycle). In short, having a sixplex on the block won’t scare off future buyers – and might even be seen as a sign of a progressive, evolving neighbourhood.
Q: Won’t more units mean parking nightmares and infrastructure overload?
A: Toronto’s planners have looked at this closely, and they’re not expecting significant issues. The reality is that a sixplex is still a low-rise building – it’s not a 50-unit tower, so the incremental impact is modest. In the sixplex pilot study, staff found that increased density “optimized the use of existing infrastructure rather than overload it,” and that most extra parking needs could be handled on residential streets or via existing parking rules.
The City has already eliminated minimum parking requirements for multiplexes (to discourage paving over front yards), and many new units will be occupied by people who rely on transit given Toronto’s urban context.
A small uptick in local population is actually beneficial: it helps justify transit service, keeps schools open, and makes efficient use of water, hydro, and road infrastructure that was built for larger populations in decades past.
Other cities have also found that multifamily housing “does not increase traffic and parking problems” relative to what a single-family subdivision would generate. Six households might have 3–6 cars among them, which is comparable to a few detached homes’ worth of vehicles – not an overwhelming surge.
The City will monitor infrastructure impacts as multiplexes roll out, but so far all evidence points to negligible strain. In fact, many Toronto neighbourhoods lost population over the last 20 years; a few more families can refill those gaps and make better use of existing roads, pipes, and transit.
Remember, multiplexes are about gentle density – think evolution, not revolution, when it comes to neighbourhood traffic and activity.
Conclusion: Embracing Gentle Density with Confidence
Change can be scary, especially when it comes to our homes and communities. But the introduction of sixplexes across more of Toronto is a carefully considered, research-backed change – one that aims to improve housing options without harming existing homeowners.
Gentle Density: Research-Backed, Not Risky
The fears that property values will plummet or neighbourhoods will deteriorate have been disproven by studies and the real experiences of cities who’ve gone down this road already.
Your home’s value is unlikely to fall because of multiplexes – if anything, a thriving, updated neighbourhood with a mix of housing can make it more attractive. And rather than eroding the character of our beloved residential streets, well-designed sixplexes can enhance them: bringing in new neighbors who contribute to the community, adding vitality to local shops and schools, and updating aging housing stock in a way that respects the look and feel of the area.
Balanced Growth Keeps Property Values Strong
Toronto’s new sixplex by-law (part of the June 2025 reforms) is rooted in the idea of a “balanced and incremental increase” in density. This isn’t a drastic upheaval – it’s a gentle adjustment to help our city grow sustainably.
As homeowners, we can take confidence in the fact that City staff, planners, and experts have done their homework. The federal Housing Accelerator Fund, which is supporting these initiatives, is premised on the goal of creating more housing while strengthening communities – goals that go hand-in-hand. Instead of seeing multiplexes as a threat, we can see them as an opportunity: an opportunity for our neighborhoods to remain vibrant and welcoming in the years ahead, and an opportunity for our own families (and future families) to find homes in the city we love.
Key Takeaways for Toronto Homeowners
In the end, a neighbourhood is more than its buildings – it’s the people and the life around them.
Welcoming a few more homes onto the block, without losing the human-scale charm, is a win-win. Your property value should be just fine – and you might gain some new friends down the street, or local shops might do a little better, or maybe your own adult child or parent might one day occupy a unit in that new sixplex instead of moving far away.
That’s the promise of gentle density. Toronto is embracing it, and homeowners need not fear – our communities can grow without losing value, financially or socially. The next time someone says “sixplexes will lower property values,” you’ll have the facts (and the citations!) to confidently answer: Not in my backyard – and that’s a good thing.
Sources:
- Housing Accelerator Fund: Expanding Permissions in Neighbourhoods for Low-Rise Sixplexes – Final Report
- Expanding Housing Options in Neighbourhoods Multiplex – Monitoring Program – Final Report
- Daniel Kuhlmann (JAPA) via APA Blog – Minneapolis Upzoning Early Analysis (2021) APA
- City of Vancouver – Multiplex FAQs (2023) City of Vancouver.
- More Neighbours Toronto – Sixplexes are Good, Let’s Have More of Them (2023) More Neighbours Toronto
- City of Toronto Heritage Archive – Examples of Multiplex Housing Multiplex Study
- Storeys News – Toronto Sixplex Pilot Findings (June 2025) Storeys
- Connecticut Dept. of Housing – Housing and Property Value Research (2015) Connecticut Department of Housing